FTB need advice on a loft conversion that doesnt have regs

Lowermax

My Girlfriend and I have decided to take the next step in the big wide world and purchase our first house. We think have found "our perfect home" which is listed at £149,950.

Key Features:

• No chain
• Leasehold
• Semi detached family home
• Lounge
• Dining area
• Kitchen
• Three bedrooms plus loft space
• Family bathroom plus en-suite
• Gardens to front and rear
• Parking
• Gas central heating/double glazed

It does need work completing throughout the house but is completely liveable. After our first viewing we have found out that the loft conversion (which isn't classed as a bedroom) doesn't have building regulations or planning permission. There are stairs leading up to the loft, power points and a velux window. Unfortunately it doesn't have central heating up there but i saw they were using a fan heater up there and the fact that we would only be using it as an office isn't a major issue for us.

My first question is:
Is it a major problem that the loft conversion doesn't have planning permission? What could the implications be that it doesn't have building regs?

Secondly: Seeing as the loft doesn't have these regs would you put a much lower offer in that £149,950. I know its a difficult question to answer as you haven't seen the house but any advice would be much appreciated as this is all new to us.

Final Question:
If it was a big problem does anyone know a rough guide to how much it would cost to get it passed off as a 4th bedroom? (or is that a question similar to how long is a piece of string?).

Any comments will be much appreciated!

t0rt0ise

I'd be wary of a conversion that doesn't conform to the regulations. The regulations are there for reasons, such as ensuring that the load on the joists is acceptable and that the roof isn't going to move etc.

Read something like this http://www.planningportal.gov.uk/permission/commonprojects/loftconversion/

Lowermax

Thanks a lot for pointing me to that site t0rt0ise!

Does anyone have any idea how much it costs to pass the building regs?

Dan-Dan

Lowermax wrote: »

Thanks a lot for pointing me to that site t0rt0ise!

Does anyone have any idea how much it costs to pass the building regs?

That is the piece of string question........

We used to rent a place from a `friend` , 3 bed bungalow , the 3rd bedroom was in the loft , converted , a family friend built it for them....we never thought to question it , it had windows that opened up to the front looking down at the pitched roof , but it also had a big window at the back which someone decided to make NON OPENING , which went down to a flat roof , so in a fire , assuming the flat roofed part of the property wasnt on fire , that was our `escape`

Thankfully , though bringing up our kids there etc , we have learnt to be very wary now on whats right and what isnt

Anyway , enough waffle , if the structure is deemed safe eventually , it wont cost too much , but as my friend found out after trying to sell the bungalow were in , they needed to get the loft room qualified as a third bedroom to get it sold and so far , its cost them over 2k making required alterations , and they still havent finished...

Plus , is the price now to take into account that its just a loft space ? how does it compare to sold prices of comparable local properties ? if it`s up as a 3 bed its not like they are trying to pass it off as a 4 bed house...

ACG

It isnt being advertised as a 4 bedroom - so price wise it doesnt seem like it would be over priced - have a look at other properties in your area and see what 3 bedroom and 4 bedrooms are going for. This is a 3 bedroom really.

As for the cost for the regulations, it is really how long is a piece of string. Ask if they would be prepared to meet half the cost of the building survey (this is something you can get instead of the basic valuation when getting your mortgage). This should give you all the answers with regards to safety etc. As for the cost of doing it and making it a proper 4 bedroom that really depends on what needs doing. Does it need stairs, does it need a window, does it need electric etc etc.

Fizzymartini

How long ago was the loft converted? If it was over 4 years ago, you (or the seller) can apply for a CLEUD - A Certificate of Lawfulness (Existing). This then negates any lack of planning approvals. The cost of this through the Governmental Planning Portal costs £1155, plus local authority fee (usual charge £385); and site & location planning drawings (approx. £750?).

Lack of building control certificates is another matter, though, as then you have potential safety issues arising from non-compliance. A mortgage might also be harder to get, depending on your lender.

Lowermax

Thanks for the replies to my post, Sorry it's took me a while to respond but i was waiting to hear back from the EA with answers to my questions. Here is the answer to the loft:

The loft was already converted when she bought the property, she thinks this was done in 2000. However, she did add the staircase around 2004. As I said on the previous viewing, there is no building regulation certificate with the loft and that is why we cannot advertise it as a fourth bedroom.

This opens up a further question which is "why didn't they get regs when they added the stairs?" I think we will be asking them to cover at least half the costs of a structural survey as it could bring up all sorts regarding the loft.

Fizzymartini, I will take a look into the CLEUD you have mentioned, thanks for that!

AGC In answer to your post, a house sold across the road in Dec 2012 for £148,000 it was a 3 bed with loft conversion (not advertised as a bedroom) but has a larger garden/garage/drive that will fit 2 cars on and all the rooms do look a little larger. So I feel the property we are viewing is worth less than this or have house prices jumped a lot in 6 months?

Ulfar

The stairs aren't the only potential problem with building regs, a way to escape in the event of a fire is a big one, as is have the joists and roof been strengthened to take the extra weight.

mummyroysof3

If you don't want to use it as a bedroom it will be ok with no regs. If you want it to use as a bedroom you may end up having to take the floor up and put steels in and new joists.,,it depends on what you wanting it for

hazyjo

Are leasehold houses common where you are? How many years left? Some people will avoid them, so if they're rare where you are, it may be something to consider.

Jx